If you are ever forced to sell you are very likely screwed.

I did speak to an attorney and she also stated that Dallas county is tenant friendly similar to Chicago, it's not uncommon for judges to change court dates at last min and give tenants unnecessary leeway. 

Yes, you may lose some established snow birds by changing terms and prices, but if you are losing money you are better off without them.

At first glance, the property is looking like a bargin, but the more I look into what it takes to change zoning, I'm becoming more uncertain.

Have you ever heard of a Landlord being sued by a Tenant and losing property?

Based on everything I have ever read, replacing a garage door is the #1 ROI you can make; something like 168% ROI.

Want to live in the matrix where you hear what you want to hear, or do you want to accept the cold harsh truth and have a chance to change your strategies so you actually can become successful?

That is all changing with the development The Pearl, which will also increase the demand for MTR as there will be more students, doctors, etc. coming to the city for months at a time. 

We are changing directions. $350 for purchase and $150 rehab.

Point being, a lot of laws in real estate have changed since then.